Tribute Portfolio Hotels
Franchise research report · reviewed 2026 disclosure data
Researching Tribute Portfolio Hotels franchise opportunities? Every figure below is cited to the FDD.
Outdoor Collection by Marriott Bonvoy & Postcard Cabins franchise brings unique glamping and luxury outdoor accommodations under the prestigious Marriott Bonvoy
Headline figures
Tribute Portfolio Hotels quick facts
- Is Tribute Portfolio Hotels a franchise?
- Yes. Tribute Portfolio Hotels offers franchises through a Franchise Disclosure Document. At the end of 2025, it reported 202 franchised and 0 company-owned outlets (2026 FDD, Item 20, PDF p. 125).
- How much does it cost to open a Tribute Portfolio Hotels franchise?
- The Tribute Portfolio Hotels Franchise Disclosure Document reports an estimated initial investment of $60,031,490–$98,155,890 (2026 FDD, Item 7, PDF p. 66). This is the franchisor's disclosed estimate, not a quote. Details
- Does Tribute Portfolio Hotels disclose financial performance (Item 19)?
- Yes. The Tribute Portfolio Hotels FDD includes an Item 19 financial performance representation (2026 FDD, Item 19, PDF p. 119). Figures apply only to the locations and period each one covers. Details
- How many Tribute Portfolio Hotels locations are there?
- The FDD reports 202 outlets at the end of 2025 (2026 FDD, Item 20, PDF p. 125). Existing locations do not indicate territory availability. Details
- Is Tribute Portfolio Hotels a good franchise to buy?
- Franopolis does not rate or recommend franchises. From the reviewed FDD: Item 19 includes financial performance figures; check which locations and period they cover; Item 20 lists outlet openings, closures and transfers; Item 6 includes a brand or advertising fund contribution on top of royalty; Item 20 also lists current and former franchisees you can contact. Review the full FDD with a franchise attorney and accountant before deciding.
From reviewed FDD figures only. Not a recommendation or projection.
What the disclosures show
- 1Opening costs are estimated at $60,031,490 – $98,155,890 in the 2026 FDD (Item 7); several initial fee options apply.
- 2Item 19 covers 5 separate groups: other measures for 60 Franchised locations; other measures for 78 Franchised locations; other measures for 78 Franchised locations; other measures and revenue for 60 Franchised locations; other measures and memberships and revenue for 60 Franchised locations. They are not combined.
- 3Outlets grew by 28 in 2025, to 202 (US and Canada, as labeled in the FDD, Item 20).
From reviewed FDD figures only. Not a recommendation or projection.
Costs · Items 5–7
What does it cost to open?
Estimated opening costs and the fees payable to the franchisor.
Startup Investment — Item 7
Total estimated initial investment
2026 FDD · Item 7 · PDF p. 66
Standard single-unit franchise fee
2026 FDD · Item 5 · PDF p. 39
Discounted and multi-unit options are separate; see all fees.
Ongoing Fees — Item 6
Selected recurring charges; payment bases and conditions remain attached to each fee.
183 reported fees, each with its payment basis, are listed below; they haven't been sorted into recurring, initial and occasional groups yet.
Financial Performance — Item 19
What results are disclosed—and for which locations?
5 separate populations, shown apart. Revenue is not owner income.
Locations counted: not stated in the reviewed record
Other measures · 60 locations
- Who is counted
- STR Included franchised Tribute Portfolio hotels
- Excluded
- At least two years; met Conditions excluding qualifying renovations/expansion.
- Method
- Unaudited STR; missing reporting days excluded; CAD converted monthly at Treasury second-to-last-day USD rate.
Locations counted: not stated in the reviewed record
Other measures · 78 locations
- Who is counted
- 1-Year Comp Tribute Portfolio hotels
- Period
- 120.75
- Excluded
- Open 12 months and met Conditions.
- Method
- Unaudited STR; missing reporting days excluded; CAD converted monthly at Treasury second-to-last-day USD rate.
Locations counted: not stated in the reviewed record
Other measures · 78 locations
- Who is counted
- 1-Year Comp hotels
- Excluded
- At least two years; met Conditions excluding qualifying renovations/expansion.
- Method
- Unaudited STR; missing reporting days excluded; CAD converted monthly at Treasury second-to-last-day USD rate.
Locations counted: not stated in the reviewed record
Revenue and other measures · 60 locations
- Who is counted
- Included Tribute Portfolio hotels; reservation channels
- Period
- 75.2%
- Excluded
- At least two years and Conditions; excludes direct-property/group/area-regional-national sales bookings.
- Method
- Marriott internal databases. Revenue includes invoiced mandatory charges even cancelled bookings, excludes taxes; gross bookings include cancellations. Source formula inconsistently says88 rather than60 hotels.
Locations counted: not stated in the reviewed record
Memberships, revenue and other measures · 60 locations
- Who is counted
- Included Tribute Portfolio hotels; Marriott Bonvoy
- Period
- 66.3%
- Excluded
- At least two years and Conditions; excludes direct-property/group/area-regional-national sales bookings.
- Method
- Internal databases; spend excludes taxes/tips. Paid stays exclude redeemed, OTA, non-point groups, wholesale/crew. Occupancy source includes then excludes redeemed stays on following page.
These groups are never combined.
Outlet Changes — Item 20
How has the outlet count changed?
US and Canada, as labeled in the FDD · counts as of 2025 of each year.
2026 FDD · Item 20 · PDF p. 125
Net +70 outlets, 2023–2025
Year-end counts reported in Item 20. The scale starts at zero; the labels between the dots show each year's change. Openings and closures for 2025 haven't been pulled from the Item 20 tables yet, so no turnover or churn is shown.
Questions to investigate
Prompts based on what this brand's reviewed disclosures do and don't show — not conclusions. Join free as a member to save questions to your research.
For the franchisor
Which line items in the 2026 Item 7 estimate ($60,031,490 – $98,155,890) vary most by market, and why?
Which initial fee option would apply to my situation, and what conditions or discounts affect it?
Which locations are included in the Item 19 figures, and which were excluded?
Reported units went from 174 to 202 in 2025. How many new units opened, closed or changed hands?
Is a territory available in my area, and how is it defined in my agreement?
For current and former owners
How did your actual startup costs and timeline compare with the Item 7 estimate?
How many hours a week do you work in the business, and in what role?
How do your results compare with the Item 19 figures, and what explains the difference?
What support from the franchisor has been most and least useful?
For your advisors
Ask a franchise attorney to review the territory, renewal, transfer and termination terms.
Ask an accountant to build a cash-flow plan using your own assumptions, not the franchisor's.
Sources & vintage history
Every displayed fact is retained with its disclosure vintage, item, page, and reviewed status. Prior vintages remain on file rather than being overwritten.
Citations (2026 FDD)
- [1]Estimated initial investment — Item 7 · PDF p. 66
- [2]Standard initial franchise fee — Item 5 · PDF p. 39
- [3]Item 19 — Locations counted not stated in the reviewed record — STR Included franchised Tribute Portfolio hotels · PDF p. 119; PDF p. 120
- [4]Item 19 — Locations counted not stated in the reviewed record — 1-Year Comp Tribute Portfolio hotels · PDF p. 120
- [5]Item 19 — Locations counted not stated in the reviewed record — 1-Year Comp hotels · PDF p. 120
- [6]Item 19 — Locations counted not stated in the reviewed record — Included Tribute Portfolio hotels; reservation channels · PDF p. 121
- [7]Item 19 — Locations counted not stated in the reviewed record — Included Tribute Portfolio hotels; Marriott Bonvoy · PDF p. 122
- [8]Outlet counts — Item 20, Table 1 · PDF p. 125
"PDF p." is the page in the PDF file; "printed p." is the number printed on the FDD page. Source document: FDD
Territory & operations
241 addresses in Franopolis's imported location list. Coverage may differ from Item 20 outlet counts.
These are contract disclosures, not confirmation that any territory is currently available.
Legal & agreement
Franchisor financial statements
| Fiscal year | Measure | Reported value |
|---|---|---|
| 2025 | total liabilities | $36,893 |
| 2025 | retained earnings | $453,064 |
| 2025 | current year earnings | $79,457 |
| 2025 | total liabilities and member's equity | $582,261 |
| 2025 | revenues franchise fees | $95,027 |
| 2025 | gross fee revenue | $98,016 |
| 2025 | related party royalty expense | $40,213 |
| 2025 | cost reimbursement revenue | $50,883 |
| 2025 | interest income | $23,835 |
| 2025 | operating income | $55,622 |
| 2025 | accounts receivable | -$10,279 |
| 2025 | due from related parties | -$74,433 |
| 2025 | deferred income | $25,174 |
| 2025 | amortization and depreciation expense | $70 |
| 2025 | general, administrative, and other | $633 |
| 2025 | reimbursed expenses | $50,944 |
| 2025 | net income | $79,457 |
| 2025 | amortization, depreciation and other | $1,487 |
| 2025 | accounts payable | $963 |
| 2025 | contract acquisition costs | -$21,956 |
| 2025 | interest receivable | -$413 |
| 2025 | intangible assets, net | $42,106 |
| 2025 | total current assets | $22,151 |
| 2025 | assets current assets accounts receivable, net | $22,151 |
| 2025 | due from related parties, net | $518,004 |
| 2025 | total current liabilities | $4,533 |
| 2025 | liabilities and member's equity current liabilities accounts payable | $1,930 |
| 2025 | deferred income - current portion | $2,603 |
| 2025 | note receivable and accrued interest from member | -$7,153 |
| 2025 | total member's equity | $545,368 |
| 2025 | contract investment amortization | -$1,417 |
| 2025 | member's equity membership interest | $20,000 |
| 2025 | total assets | $582,261 |
| 2025 | deferred income - non current portion | $32,360 |
| 2025 | licensing fees and other revenue | $2,989 |
| 2025 | net fee revenues | $96,599 |
| 2024 | total current assets | $11,872 |
| 2024 | note receivable and accrued interest from member | -$6,740 |
| 2024 | retained earnings | $389,234 |
| 2024 | current year earnings | $63,830 |
| 2024 | total member's equity | $466,324 |
| 2024 | total liabilities and member's equity | $477,080 |
| 2024 | contract investment amortization | -$1,203 |
| 2024 | related party royalty expense | $26,728 |
| 2024 | cost reimbursement revenue | $32,491 |
| 2024 | amortization and depreciation expense | $67 |
| 2024 | general, administrative, and other | $2,417 |
| 2024 | reimbursed expenses | $32,582 |
| 2024 | operating income | $41,474 |
| 2024 | interest income | $22,356 |
| 2024 | net income | $63,830 |
| 2024 | amortization, depreciation and other | $1,270 |
| 2024 | accounts receivable | -$1,990 |
| 2024 | due from related parties | -$66,581 |
| 2024 | accounts payable | -$45 |
| 2024 | deferred income | $4,010 |
| 2024 | contract acquisition costs | -$67 |
| 2024 | interest receivable | -$427 |
| 2024 | intangible assets, net | $21,637 |
| 2024 | due from related parties, net | $443,571 |
| 2024 | assets current assets accounts receivable, net | $11,872 |
| 2024 | revenues franchise fees | $69,954 |
| 2024 | total liabilities | $10,756 |
| 2024 | total assets | $477,080 |
| 2024 | deferred income - current portion | $1,741 |
| 2024 | deferred income - non current portion | $8,048 |
| 2024 | liabilities and member's equity current liabilities accounts payable | $967 |
| 2024 | member's equity membership interest | $20,000 |
| 2024 | total current liabilities | $2,708 |
| 2024 | licensing fees and other revenue | $2,026 |
| 2024 | gross fee revenue | $71,980 |
| 2024 | net fee revenues | $70,777 |
| 2023 | revenues franchise fees | $71,032 |
| 2023 | gross fee revenue | $73,156 |
| 2023 | amortization, depreciation and other | $1,292 |
| 2023 | net income | $64,157 |
| 2023 | related party royalty expense | $26,748 |
| 2023 | contract acquisition costs | $511 |
| 2023 | cost reimbursement revenue | $22,486 |
| 2023 | amortization and depreciation expense | $67 |
| 2023 | general, administrative, and other | $1,470 |
| 2023 | reimbursed expenses | $22,486 |
| 2023 | operating income | $43,646 |
| 2023 | interest income | $20,511 |
| 2023 | accounts receivable | -$1,196 |
| 2023 | due from related parties | -$61,623 |
| 2023 | accounts payable | -$1,221 |
| 2023 | deferred income | -$1,506 |
| 2023 | interest receivable | -$414 |
| 2023 | licensing fees and other revenue | $2,124 |
| 2023 | net fee revenues | $71,931 |
| 2023 | contract investment amortization | -$1,225 |
These figures describe the franchisor company, not individual franchise locations.
SBA-backed loans to franchisees
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Source: U.S. Small Business Administration 7(a) & 504 FOIA data. Loan volume is not a measure of franchisee success.
Related research
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At a glance
Business history
Not reviewed
Owner participation
Not reviewed
Territory language
Litigation disclosure
Not reviewed
Bankruptcy disclosure
Not reviewed
Agreement term
Not reviewed
Reader notes on wording
Our automated check found that these summaries may not match the FDD's exact wording. Read the FDD excerpt itself; it is the authoritative text. Core cost, fee, Item 19 and outlet figures are not affected.
Item 7 · PDF p. 64 · 2026 FDD
Our summary: ng Training, Revenue Management, Marketing & Digital Support, and Related Services 2 — 10500
“2026 Tribute Portfolio Domestic FDD Items 1-23 - #3925210v2 (03/31/2026) 56 ITEM 7 ESTIMATED INITIAL INVESTMENT YOUR ESTIMATED INITIAL INVESTMENT TYPE OF EXPENDITURE AMOUNT FOR A 200 GUESTROOM HOTEL METHOD OF PAYMENT WHEN DUE TO WHOM PAYMENT IS TO BE MADE Initial Franchise Application Fee 1 $100,000 Lump sum Generally due with the franchise application Marriott Pre-Opening Training, Revenue Management, Marketing & Digital Support, and Related Services 2 $105,00 Lump sum On demand Marriott Property Management System, Reservation System, Yield Management System, and Sales and Catering System 3 $176,000 to $299,000 As arranged by you/lump sum As arranged by you/on demand Suppliers/ Marriott Other Systems and Training 4 $42,000 - $135,000 As arranged by you/lump sum As arranged by you/on demand Suppliers/ Marriott Market Feasibility Study 5 $15,000 - $25,000 As arranged by you As arranged by you Suppliers Independent Hotel Brand Assessment and Implementation 6 $75,000 - $150,000 As arranged by you/lump sum As arranged by you/ on demand Contractors/ Suppliers/ Marriott Real Estate 6 Not determinable because of variables As arranged by you As arranged by you Seller or Lessor Building Permit, Tap, and Impact Fees 7 Not determinable because of variables As arranged by you As arranged by you Local Government Building Construction 7 $230,500 - $384,200 per guestroom As arranged by you As arranged by you Contractors and Suppliers Kitchen and Laundry Equipment 8 $12,400 - $15,800 per guestroom As arranged by you As arranged by you Suppliers”
Note: PDF page 64 prints malformed '$105,00'; note 2 on page 66 does not restate the amount. Cannot settle whether 10,500 or a missing digit without inventing.
Independent analysis of franchisor-provided data. Not investment advice. Franopolis does not distribute FDDs.